Lakewood Board of Zoning Appeals – December 18, 2025

A three-member board (Michael Alexander, Gillian Bellino, Jeffrey Pickett) convened to consider three variance requests. The meeting began with roll call, a motion to excuse the absences of Matt Markling and Anthony Santiago, and approval of the November 20, 2025 minutes, all passed unanimously. The board reminded applicants that with only three members present, a unanimous vote was required for approval.

Consent Calendar

• Roll call: Michael Alexander, Gillian Bellino, Jeffrey Pickett present. Matt Markling and Anthony Santiago were excused unanimously.
• Minutes of November 20, 2025 were approved unanimously.

Public Comments & Testimony

• 1321 Bunts Road: The homeowner spoke in support of the project, noting he had spoken to both neighbors who support it. He stated the addition would allow his family to stay in Lakewood and improve quality of life. No other public comments were received.
• 2083 Lark: A neighbor submitted a written comment stating the fence looked very nice and expressing hope that garbage cans would be kept behind it and that landscaping might be added. No speakers appeared in person.
• 1337 Edmole Avenue: No public comments were received.

Discussion Items

• 1321 Bunts Road – Variance for breezeway connecting garage to house:

  • Applicant Brian Linkeman (House to Home Cleveland) presented plans for a two-story addition (approx. 18x24 ft per floor), a new garage, and a covered breezeway/patio to connect them. The garage itself would not require a variance, but the breezeway and attached garage configuration required variances for reduced rear and side setbacks.
  • The board noted that without the breezeway, the garage would be detached and permitted; the breezeway made the garage attached, reducing the rear yard. The applicant argued the breezeway provided practical benefits (sheltered entry, outdoor living).
  • Administrative staff (Ms. Nocta) reported that the architectural board had approved the design, and that the average rear setback of 11 nearby corner lots was 48 ft. The proposed rear setback was 38 ft. She also noted that the initial lot coverage calculation error was corrected, and the primary lot coverage variance was no longer needed.
  • Board members expressed support, noting the breezeway was a reasonable connection and the neighbors were supportive. The board voted unanimously to approve variances 2 and 3 as proposed.

• 2083 Lark – Fence variance:

  • Applicant Adrian Randini (fence contractor) requested a 6-foot-tall black aluminum fence to enclose a front yard area for a house set far back (78 ft from the right-of-way), leaving almost no rear yard. The fence would be located behind the front building line at 32 ft from the public right-of-way.
  • The house is one of only a handful in Lakewood with such a deep setback. The adjacent house has a similar living fence.
  • No board members had concerns; the fence was seen as a reasonable way to create usable private space. The board voted unanimously to approve the variance as proposed.

• 1337 Edmole Avenue – Variance for new single-family dwelling with attached garage and fence:

  • Applicant Tim Bennett (Bennett Builders) proposed a new house with an attached garage to replace a vacant lot. The property is a corner lot with an existing driveway easement for the neighboring lot, reducing the usable rear yard. The variances requested were: (1) to allow a deeper rear yard (40 ft required, proposed 31.9 ft) to accommodate the attached garage, and (2) to allow a 6-foot privacy fence within 5 ft of the sidewalk on the corner side (instead of the required 5 ft setback for a full-height fence).
  • The board discussed the need for an 8-foot sight triangle at the driveway/sidewalk intersection; the motion was conditioned on compliance with that requirement.
  • One board member initially expressed concern about the massing of the garage but ultimately supported both variances, noting that detaching the garage would leave an awkward small gap. The fence was considered acceptable given the corner lot context.
  • The board voted unanimously to approve variance 1 as proposed and variance 2 conditionally (subject to sight triangle compliance).

Key Outcomes

• 1321 Bunts Road: Approved unanimously (3-0). Variances 2 and 3 granted as proposed.
• 2083 Lark: Approved unanimously (3-0). Variance granted as proposed.
• 1337 Edmole Avenue: Approved unanimously (3-0). Variance 1 granted as proposed; variance 2 granted conditionally based on the 8-foot site triangle at the driveway intersection.
• The meeting was adjourned with a thank you to outgoing board member Michael Alexander for his service.